RECOMMENDATION:
That a Public Meeting be held to consider the
applications submitted by StorageNow Holdings Inc. for
Official Plan (OP 05 009083) and Zoning By-law (ZA 05 009089) amendments to
permit a commercial self-storage warehouse in an existing building at 605 Alden
Road.
PURPOSE:
StorageNow Holdings Inc. has submitted Official Plan and Zoning
By-law amendment applications as well as an application for site plan approval
to permit a commercial self storage warehouse in an existing industrial building
on the property at 605 Alden Road. The purpose of this report is to provide
preliminary information regarding these applications and to recommend that a
statutory Public Meeting be held with respect to the Official Plan and Zoning
By-law amendment applications.
BACKGROUND:
Property
and Area Context
The
1.1 ha (2.7 acre) site is located at the southwest corner of Warden Avenue and
Alden Road, at the eastern edge of the established South Don Mills Industrial
District (see Figure 1). The site has a lot frontage of 91.7 m (986 ft) on Alden Road and
a flankage of 124.9 m (1,343 ft) on Warden Avenue. A vacant 4,817 m2 (51,795 sq. ft.)
industrial building is situated on the property.
To
the west and south of the subject lands are single-storey industrial buildings
and to the north, across Alden
Road, is a 6 storey
multi-tenanted office building as well as lower rise industrial buildings. To
the northeast, across Warden
Avenue, is a 5 storey office
building and to the east, across Warden Avenue,
are vacant lands and low rise industrial buildings (see Figures 2 & 3).
Proposal
is for a Commercial Self Storage Warehouse in an Existing Industrial Building
As
noted, the existing building is 4,817 m2 (51,795 ft2) in
gross floor area. The applicant proposes
to double the amount of gross floor area of the building to approximately 9,634
m2 by adding a mezzanine within the existing building. The entire building, including the proposed
mezzanine addition, is to be used as a commercial self storage warehouse. The proposed self storage facility will
feature climate controlled and secure indoor storage units, accessed through
common hallways within the building. All
vehicular loading and unloading activities will take place at the loading area
at the rear of the building (see Figure 4 & 5).
The
primary intent of the climate controlled storage units is to accommodate the storage
of files, documents, electronic equipment etc. and the primary clientele for
such a facility is expected to be the surrounding business community. While the units may also be rented out to
residential users to store valuable items such as documents or paintings, which
would benefit from climate controlled facilities, the applicant has noted that
the higher rents charged for such facilities will make the storage of typical
household items such as furniture uneconomical.
From
an urban design point of view as well, the proposal is a departure from the
traditional commercial self storage warehouses.
The traditional facilities have a sprawling character and commonly consist
of single storey buildings with rows of drive up storage units. These units often have overhead doors and are
individually accessed from the outside.
As noted above, the proposed facility will have the appearance of a
typical industrial building.
Official
Plan Amendment is required to permit the proposal
The
subject lands are designated “Business Corridor Area” in the Official Plan. The planned function of the Business Corridor Area as described in the
Town’s Official Plan is to provide:
“High quality business
activities in corridors along major road frontages, primarily adjacent to
industrial areas. Business Corridor Areas are intended for
industrial and commercial uses that require the exposure offered by such
locations in order to accommodate the business and service needs of companies
and employees, and to accommodate at appropriate location certain businesses
that may also serve the general public.
A high level of urban design is required to maintain the positive
business image of the industrial area.”
This
Business Corridor Area designation specifically lists “commercial self storage
warehouse” as a prohibited use, presumably based on the traditional format of
such facilities; therefore, an Official Plan amendment is required. The applicant has submitted an application to
amend the Official Plan.
The applicant is of the opinion that the proposed
commercial self storage warehouse use is consistent with the planned function
of the Business Corridor Area designation for the following reasons:
- The facility is within an existing high quality industrial building
and the only exterior change proposed involves a loading ramp at the rear
of the building and signage;
- The facility will accommodate
the business and service needs of companies and employees in the local
industrial area; and
- The facility is also intended to serve the general public and
therefore requires a location with high visibility such as the subject
site.
Within the Town’s industrial
areas, the Official Plan currently permits commercial self storage warehouses
to be located only on lands designated General Industrial Area, and such lands
always have interior locations with no frontage on primary roads Staff
have a concern that permitting a commercial self storage warehouse use within
the Business Corridor Area designation could set a precedent allowing other, more traditional, self storage uses to
locate on other lands designated Business Corridor Area. Any approval for this application will need
to be tailored to the specific merits of the proposal.
Zoning By-law amendment is
required to permit the proposal
The
subject lands are currently zoned Industrial (M), under By-law 108-81, as
amended. The current zoning permits a
variety of industrial uses such as warehousing of goods and materials, assembly
of manufactured goods, repair and servicing of goods, data processing centres
and computer related functions, research laboratories, printing establishments
and other similar industrial uses. A
commercial self storage warehouse is not listed as a permitted use; therefore,
a zoning by-law amendment is required to accommodate the proposal.
Parking
study will be required to justify reduction in parking spaces
The applicant is also seeking an amendment to the Parking Standards to
reduce the number of parking spaces
required for the proposed use at
this site. The existing 103 parking
spaces on site were provided previously to accommodate an industrial
building. The Parking By-law does not provide a specific parking standard for a commercial self
storage warehouse but provides that
parking for any use not listed in the By-law be calculated at a rate of
1 parking space per every 25 m2 of net floor area. Therefore,
based on the net floor area
proposed, the development will require a total of 327 parking spaces for
a total deficiency of 224 spaces. The applicant has advised that the parking
requirement for the self storage operation is minimal and that the existing
spaces on site will more than satisfy the needs of the facility. To substantiate this, staff have advised the
applicant that a parking study prepared by a qualified professional will be required to demonstrate that the existing 103 parking spaces provided are
adequate to satisfy the parking
demand for the proposed operation.
Site
Plan approval will be required
The applicant
proposes no significant change to the exterior of the building with the
exception of an addition of a loading ramp at the rear of the building leading
to the proposed second floor mezzanine.
The applicant has indicated that they are also considering some minor
enhancements to the building elevations.
The applicant has agreed to amend the current site plan and agreement on
the subject lands. Through the site plan
review process staff will also address any landscaping and signage issues on
the property. The application for site
plan approval will be processed concurrently with the applications for Official
Plan and Zoning By-law amendments.
POTENTIAL
BENEFITS OF APPROVAL OF THE PROPOSAL:
The proposal would provide
the following benefits:
- Proposal utilizes a presently vacant building;
and
- The proposed facility will provide secure and
climate controlled storage services for high tech businesses currently
located in Markham.
CONCERNS/ISSUES TO BE
RESOLVED:
The following is a brief summary of concerns/issues
raised to date. These matters, and any others identified through the
circulation and detailed review of the proposal, can be addressed in a final
staff report, if necessary, to be presented to Committee at a later date:
- The need to ensure
that this proposal does not set a precedent allowing traditional format commercial self storage warehouses with low
design standards to locate on sites with high visibility;
- Ensure that urban
design requirements are satisfied with respect to the building, site plan,
signage and landscaping; and
- Proposed
reduction in the required parking must be justified through a parking
study that is acceptable to the Town.
ENVIRONMENTAL CONSIDERATIONS:
There are no significant
vegetation or natural features on site.
FINANCIAL
CONSIDERATIONS:
There are no financial matters at this time.
BUSINESS UNITS
CONSULTED AND AFFECTED:
The applications have been circulated to various Town Departments and
external agencies and are currently under review.
It would be appropriate to hold a Public Meeting to obtain comments on
the application for Official Plan and Zoning By-law amendments.
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Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
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Jim Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
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FILE PATH: Q:\Development\Planning\APPL\OPAPPS\05 009083
StorageNow Holdings Inc\605 Alden Road - Preliminary Report.doc
ATTACHMENTS: Figure 1 – Location Map
Figure
2 – Area Context/Zoning
Figure
3 – Air Photo
Figure
4 – Site Plan
Figure
5 - Perspective
AGENT: N. Barry Lyon
Consultants Limited
Attn: Blair Martin
3 Church Street,
Suite 100
Toronto ON M5E 1M2
Tel: (416) 364-4414 x. 204
Fax: (416) 364-2099
Figure 1
